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HomeMy WebLinkAboutPA2020103 LETTER #3 (08.21.24) (2) August 21, 2024 Riverside Legacy IV Nichols Road, LLC Attn: Heath Rushing 5550 Newbury Street, Suite B Baltimore, MD 21209 VIA EMAIL: heather@epdsolutions.com RE: Planning Application No. 2020-103, Baker Street Industrial Dear Heath Rushing, We have completed a third review of the above-mentioned application you submitted on July 22, 2024, requesting the following entitlements: Zone Change (ZC-2023-04) to change a portion of the project site currently Limited Manufacturing (M-1) to General Manufacturing (M-2); a Tentative Parcel Map (TPM 38812) to subdivide the approximately 65.81-acre site into three (3) parcels ranging in size from 10.41 acres to 43.73 acres and two (2) lettered lots for right-of-way purposes; Industrial Design Review (IDR- 2023-03) to construct two (2) warehouse/logistics buildings totaling 1,000,451 sq. ft.; and a Conditional Use Permit (CUP-2023-10) to establish warehouse/logistics. The project site is located at the southeast corner of Pierce Street and Baker Street. (APNs: 378-020-014, 015, 016, 028, 029, 030, 031, 036, 037, and 048). This letter is our determination that your application referenced above is INCOMPLETE in accordance with Government Code Section 65920 (Permit Streamlining Act). Furthermore, this letter specifies the incomplete parts of your application and provides you with the requirements to complete your application. You must address all items included in the attachment(s) for our division to continue processing the application and to begin environmental evaluation of the proposed project pursuant to the California Environmental Quality Act (CEQA). In response to this letter, please resubmit all application materials, including all required fees, plans, and supporting exhibits. For further instructions, forms, and information, visit www.lake-elsinore.org. If you have questions about this letter, please contact me at (951) 674-3124 ext. 273 or jmendoza@lake- elsinore.org. Joey Mendoza Associate Planner, City of Lake Elsinore CC: EPD Solutions Attn: Heather Roberts 3333 Michelson Drive, Suite 500 Irvine, CA 92612 PA 2020-103 (Baker St. Industrial) DRC #3 LOI 08/15/2024 Page 2 of 4 GENERAL PLAN AND ZONING CLASSIFICATION DEVELOPMENT STANDARDS 1. The current General Plan Land Use Designation for the project site is Limited Industrial (LI). The LI designation provides for industrial parks, warehouses, manufacturing, research and development, public and quasi-public uses, and similar and compatible uses. The Floor Area Ratio (FAR) shall not exceed 0.45. 2. The proposed project shall comply with the following development standards as outlined in the M-2 zone: Development Standard Required Minimum net lot area One (1) acre net Street frontage width 100 �. Front Setback Min. 15 �. Average 20 �. Side Yard (ROW) Min. 15 �. Average 20 �. Building Height 45 �. Landscape improvement Adjacent to Street Min. 15 �. Average 20 �. Landscape Coverage 12% 3. Public outreach is strongly encouraged. a. The applicant has submitted a Public Outreach Plan for Planning records. Outreach will increase once a final design is agreed upon. PLANNING DIVISION COMMENTS 4. Good Neighbor Policy Site and Design Compliance The project includes a warehouse exceeding 250,000 sq. ft. in size. It is, therefore, subject to Council Policy No. 400-16, “Good Neighbor Policy” for Warehousing, Logistics, and Distribution Uses (GNP), adopted by the City Council on April 25, 2023. Review of the latest proposed Site Plan shows tentative compliance with the GNP. Final GNP compliance will be determined upon final and deemed complete application.  Siting and Design: o 1. Sensitive Receptor Setback Requirement  The GNP-eligible building’s (Building 2) setback is over 475’-0” from the closest parcel line of the nearest sensitive receptor.  At the time of this letter’s creation, the subject sensitive receptor is non- conforming for its zoning classification, and as such, is being sold as a manufacturing site.  If the property is purchased for its nonconforming use as a residence, the applicant has provided dense landscape screening between Building 1 and the subject sensitive receptor.  The applicant completed the required PAR requirement for the project prior to formally applying for an entitlement. o 2. Parking and Queueing Requirement  LEMC Ch. 14.148.030.D requires an approved parking study to reduce the number of required parking spaces when the applicant determines that the actual number of needed parking spaces is less than that required by the code. PA 2020-103 (Baker St. Industrial) DRC #3 LOI 08/15/2024 Page 3 of 4 • The applicant has executed a parking study as required, which was approved on June 3, 2024.  The applicant has implemented the queueing requirement by designing the site to facilitate multiple on-site queues and travel paths for trucks to access alternative access routes around the site to prevent stacking or queueing off- site into the public right-of-way. o 3. Entry Gates Setback and On-site Queueing Requirement  The applicant has proposed a site design with entry gates setback further than the 140’ required by the GNP.  The applicant has included double truck stacking lanes for the GNP eligible building. o 4. Landscaping, Screening, and Fuel Plan  The project will abide by the GNP’s landscaping guidelines where feasible; however, the Southern California Edison (SCE) easement along Baker St. will take precedence where the GNP standards conflict.  The applicant and the City are collaborating on a solution that addresses screening and aesthetic concerns called out by the GNP to ensure compliance. o 5. Building Planes Visible from Public View  The applicant has worked with the Planning Division to enhance the aesthetics of the building elevations.  The applicant will provide line-of-sight cross-sections for review. o Items 6 through 13 of the GNP are not subject to review at this stage and may be included in the Conditions of Approval for the project prior to Public Hearings. 5. MSHCP/LEAP Compliance The project is located within Western Riverside Multiple Species Habitat Conservation Plan (MSHCP) Criteria Cell # 4166. Prior to entitlement approval, a completed and approved LEAP application and map must be provided.  An application for MSHCP Consistency Determination (LEAP) is currently under review. 6. Site Plan  A site plan approved by SCE is required showing that the parking, landscaping, and drive aisles under the easement are allowed in the configuration and location shown. 7. Cross Sections  A reciprocal ingress and egress and parking agreements shall be prepared and recorded to allow access between parcels. 8. Floor Plan  If the proposed buildings are speculative, the floor plan must show the location of the mezzanine and office space with a maximum “not to exceed” square footage so that parking can be correctly calculated. (Comment persists from last DRC.) 9. Application Information  Technical studies and the EIR document are required. Ensure the technical studies are based on the site plan and incorporate the comments provided. PA 2020-103 (Baker St. Industrial) DRC #3 LOI 08/15/2024 Page 4 of 4 o Technical studies are currently under review. o The EIR document is currently being prepared. 10. Elevations  A fiscal impact analysis should be prepared for City review. o The applicant has submitted an economic benefit analysis. o The applicant will provide a fiscal impact analysis.  This comment will be removed when the fiscal impact analysis is approved.  The project must conclude the required Assembly Bill No. 52 (AB 52) Tribal Consultations. o The Planning Division is currently undertaking the consultation process. 11. Interagency Comments a. Comments from the following City Departments regarding this project are attached to this letter: i. Engineering Department b. Comments from the following City Departments regarding this project are forthcoming and will be delivered upon receipt: i. Fire Prevention Department c. Please direct specific questions to the following DRC members as applicable: i. Fire: Traci Williams, Ext. 228 or twilliams@lake-elsinore.org ii. Building & Safety: Bill Belvin, Ext. 286 or bbelvin@lake-elsinore.org iii. Engineering: Paul Fizer, Ext. 804 or pfizer@lake-elsinore.org ENGINEERING DEPARTMENT PA 2021-35 (PAR 2021-05) Baker Industrial APN 378-020-014, -015, -016, -028, -029, -030, -031, -036, -037, - 048 DRC Date: August 15, 2024 COMMENTS #3: 1. Project is required to resolve the covered road requirements with the City of Lake Elsinore prior to entitlement approval. a. Ensure the drainage maintenance roadways are included in the covered roadway review. 2. The sidewalk from the easterly side of Baker Street can be removed from the typical section on the grading plans and TPM. 3. There are various comments/questions regarding the Pierce Street Alignment proposed for the project as the current exhibits including the grading plan do not provide elevations. a. Project will be conditioned to construct Pierce Street to city standard roadway specifications (i.e. with class II base, grade restrictions, etc). i. What are the running slopes for the roadway? Only cross slopes have been provided. b. Project will be conditioned to ensure that Pierce Street flows are captured in treatment. It is noted in a DMA within the WQMP as well as in the Hydrology Report; however, there is not enough elevation information provided to conclude that it is treated by the MWS’s on Baker Street. 4. What does “open space to be acquired by the City” mean? Based on previous discussions, the City was under the impression that some of this area would be dedicated/provided for maintenance access. 5. The proposed 48” and other highlighted line locations below are required to provide a manhole for City access within the future City ROW area. The point of transition from private to public maintenance is required to be where the ROW line begins for future City maintenance. Location 1: Locations 2 and 3: ENGINEERING DEPARTMENT PA 2021-35 (PAR 2021-05) Baker Industrial APN 378-020-014, -015, -016, -028, -029, -030, -031, -036, -037, - 048 DRC Date: August 15, 2024 6. What does the newly added bold line above proposed easement numerated by Letter “C” represent? Can this be removed from TPM/grading plan or defined? a. Additionally, its’ line weight makes it appear as it is boundary for the TPM and the ultimate map boundary is difficult to differentiate. Please bolden the ultimate map boundary line. 7. Are the proposed easements for 11, 12, and 17 within building footprints proposed to be abandoned or to remain? If to remain, do these easements allow constructions of buildings? a. In general, please add a notation next to easements notes if they are “to remain”, “to be abandoned”, etc. that lie within the map boundary. 8. As a general note, the project will be conditioned such that all roadways are built above the flood plain elevation Zone AE. ENGINEERING DEPARTMENT PA 2021-35 (PAR 2021-05) Baker Industrial APN 378-020-014, -015, -016, -028, -029, -030, -031, -036, -037, - 048 DRC Date: August 15, 2024 9. TPM preparer is required to sign and date the TPM under the “Statement of Preparers” section prior to entitlement approval. Also, a licensed Civil Engineer is required to stamp the conceptual grading plans and hydrology report. 10. Corresponding redlines in purple to the forementioned comments can be found within the development plan set. 11. Project is currently undergoing preliminary WQMP and TIA reviews, City approval is required prior to DRC completion. 12. Additional comments will follow upon further information provided.